MT-596834
6450 County Road 131
We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.
Custer County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Custer market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
1,717 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $106,663 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-257389 Dirt · Off grid | 295.7 | Oct 25, 2025 | $407,300 | 1,377 | 1,879 | 5.4 mi | 75 |
| MT-347901 Landlocked · Full utilities | 428.4 | Jul 27, 2026 | $625,200 | 1,459 | 1,896 | 5.1 mi | 74 |
| MT-386108 Gravel · Power at road | 116.9 | Sep 24, 2025 | $303,100 | 2,593 | 2,010 | 11.1 mi | 68 |
| MT-877495 Dirt · Full utilities | 319.3 | Oct 14, 2024 | $637,500 | 1,997 | 2,021 | 13.1 mi | 65 |
| MT-148290 Paved · Off grid | 567.9 | Mar 25, 2025 | $909,800 | 1,602 | 1,980 | 7.3 mi | 64 |
| MT-978279 Paved · Power at road | 563.4 | Feb 7, 2026 | $1,063,800 | 1,888 | 1,910 | 13.6 mi | 63 |
| MT-935363 Landlocked · Full utilities | 68.1 | Aug 3, 2025 | $166,600 | 2,445 | 2,020 | 15.7 mi | 57 |
| MT-335372 Gravel · Off grid | 68.6 | Mar 13, 2025 | $149,800 | 2,184 | 1,791 | 12.0 mi | 57 |
Show adjustment detail for the top comp
- Tract size (295.67 ac → 197.78 ac)+12.1%
- Utilities (Off grid → Power at road)+17.6%
- Market time (10 mo)+3.4%
Step 3 · Market it
Turn this underwriting into a listing
Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.